San Francisco, CA Condos for Sale with a Pool
59 condos for sale in San Francisco that mention a pool, each given a Deal Score against recent San Francisco sold comps. 1 is priced below market — sorted best deal first.
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- 27% below model fair value
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $1274/mo
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1274/mo (full-service high-rise)
Price history (this unit)
- Oct 1, 2026 — Listed $949,000
- Jan 19, 2017 — Sold (Public Records) $815,000
- Jan 12, 2005 — Sold (Public Records) $608,000
- May 28, 2004 — Sold (Public Records) $618,000
Description
Rare Opportunity to own a Top Floor 3 BR/2Bath End Unit in Lake Merced Hills! Artfully and beautifully updated, this home pulls you in to a tranquil and secure living space. The vaulted ceilings create a wonderful feeling of openness and spaciousness. Corner end unit means there is only one shared wall. Enjoy the cozy woodburning fireplace in the living room on cool nights, as well as the private relaxing balcony. Primary suite also features a double vanity and walk-in closet. Convenient in unit laundry, secure garage parking space with EV charging, and garage storage closet. HOA amenities…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- 16% below model fair value
- On market 81 days → some leverage
- Upper floor (fl 9)
⚠️ Cons
- HOA $1990/mo
🚩 Red flags
- Very high HOA $1990/mo (full-service high-rise)
- Listed BELOW its 2022 sale ($1040k) → value eroding
Price history (this unit)
- Sep 29, 2026 — Price Changed $899,000
- Jul 22, 2026 — Listed $950,000
- Nov 22, 2022 — Sold (MLS) $1,040,000
- Nov 22, 2022 — Sold (Public Records) $1,040,000
- Oct 19, 2022 — Listed $1,075,000
- Feb 21, 2001 — Sold (MLS) $650,000
Description
* Spacious 2BR/2BA condo in a well maintained building in the Cathedral Hill section of Van Ness/Civic Center * Sweeping downtown views and excellent natural light from this 9th floor residence * Open kitchen, living, and dining layout * Updated kitchen with granite countertops and stainless steel appliances * Living room with tray ceiling and floor-to-ceiling windows framing the city views * Generous primary suite with custom closets and a remodeled bath featuring a walk-in shower and custom tile work * Versatile second bedroom with built-in Murphy bed and shelving, ideal as a home office,…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- 21% below model fair value
- On market 59 days → some leverage
- Upper floor (fl 4)
- Garage parking
⚠️ Cons
- HOA $1316/mo
🚩 Red flags
- Very high HOA $1316/mo (full-service high-rise)
- Listed BELOW its 2021 sale ($550k) → value eroding
Price history (this unit)
- Apr 19, 2021 — Sold (MLS) $550,000
- Apr 19, 2021 — Sold (Public Records) $550,000
- Feb 10, 2021 — Listed $575,000
- Apr 17, 2015 — Sold (MLS) $595,000
- Apr 17, 2015 — Sold (Public Records) $595,000
- Apr 2, 2015 — Listed $515,000
Description
Move right into this beautifully 1 bedroom, 1 bath condo at La Galleria, offering 24/7 attended lobby and security, just steps from Union Square's premier shopping, dining, and entertainment. Designed with an open-concept layout, the home features a spacious living and dining area, wood flooring throughout, and a kitchen with premium cabinetry, plenty of countertop space, stainless steel appliances, and tile flooring. Enjoy fresh air and city views from your own private balcony. Residents of La Galleria enjoy an exceptional collection of amenities, including a 24-hour attended lobby, fully…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- 15% below model fair value
- On market 80 days → some leverage
- Upper floor (fl 3)
- Garage parking
⚠️ Cons
- Small (562 sf)
- HOA $1058/mo
🚩 Red flags
- Very high HOA $1058/mo (full-service high-rise)
- Listed BELOW its 2019 sale ($650k) → value eroding
Price history (this unit)
- Jul 23, 2026 — Listed $499,999
- Jul 23, 2026 — Listed $499,999
- Jul 12, 2019 — Sold (Public Records) $650,000
- Oct 13, 2016 — Sold (Public Records) $610,000
- Aug 31, 2015 — Sold (Public Records) $578,000
- Nov 19, 2004 — Sold (Public Records) $361,000
Description
Welcome to Residence #307 at Daniel Burnham Court, a thoughtfully designed studio condominium offering an efficient layout in the heart of San Francisco. The approximately 562-square-foot residence features a spacious living and sleeping area, a full bathroom, generous storage, and one-car garage parking. Large windows fill the home with natural light, creating a comfortable urban retreat ideal for a first-time buyer, pied-à-terre, or city investment. Daniel Burnham Court offers full-service living with 24-hour attended entry, secured access, a fitness center, sauna, spa, and a…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 11)
⚠️ Cons
- HOA $1063/mo
🚩 Red flags
- Very high HOA $1063/mo (full-service high-rise)
Price history (this unit)
- —
Description
Perched high above Mission Bay, this freshly updated one-bedroom home features a spacious floor plan and beautifully framed views of the Bay, Oracle Park, and the surrounding skyline. The open kitchen offers stainless steel appliances, sleek cabinetry, and an oversized countertop that flows naturally into the living and dining areas. Dark wood flooring and tiled accents at the entry give the space a polished, sophisticated feel, while the layout is comfortable and functional for both everyday living and entertaining. The spacious bedroom enjoys its own water views and a walk-in closet with…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- On market 67 days → some leverage
- In-unit W/D
- Garage parking
⚠️ Cons
- Small (474 sf)
- HOA $778/mo
- Older building (1972)
🚩 Red flags
- HOA rising ~9%/yr in this building ($594/mo in 2023 → $778)
- Listed BELOW its 2019 sale ($480k) → value eroding
Price history (this unit)
- Aug 28, 2026 — Price Changed $450,000
- Aug 5, 2026 — Listed $435,000
- Dec 20, 2019 — Sold (Public Records) $480,000
- Feb 28, 2007 — Sold (Public Records) $345,000
Description
Discover peaceful hillside living at Diamond Heights Village, one of San Francisco's most distinctive residential communities. Overlooking a tranquil landscaped garden with a koi pond and cascading waterfall, this bright residence offers a serene retreat. The unit features an open floor plan, premium laminate flooring throughout, and a crisp neutral aesthetic that creates a clean, modern feel. The kitchen is appointed with quartz countertops and a new refrigerator, while two generously sized closets adjacent to the bathroom provide excellent storage. Residents enjoy a spacious clubhouse,…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Cheapest of 7 tracked in San Francisco
- On market 67 days → some leverage
- Upper floor (fl 7)
- HOA steady in this building (~1.7%/yr over 2yr)
⚠️ Cons
- Small (556 sf)
- HOA $1159/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1159/mo (full-service high-rise)
- Listed BELOW its 2016 sale ($580k) → value eroding
Price history (this unit)
- Aug 5, 2026 — Listed $485,000
- Aug 12, 2016 — Sold (Public Records) $580,000
- Aug 30, 2013 — Sold (Public Records) $429,000
- Apr 2, 2012 — Sold (Public Records) $260,000
Description
Enjoy urban living in this 1-bedroom, 1-bath condominium ideally located near the city's premier arts and cultural district. Just moments from the Opera House, Symphony Hall, restaurants, shopping, and entertainment, this home offers exceptional convenience and lifestyle. The unit features abundant natural light, a private balcony with city views, and a spacious closet. While the home presents an excellent opportunity for updates and personalization, it offers great potential in a highly desirable location. Residents enjoy resort-style amenities, with the monthly HOA covering water, garbage,…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- Older building (1923)
🚩 Red flags
Price history (this unit)
- Oct 2, 2026 — Listed $1,568,000
- Apr 28, 2014 — Sold (MLS) $1,570,000
- Apr 28, 2014 — Sold (Public Records) $1,570,000
- Apr 11, 2014 — Listed $1,195,000
- Sep 30, 2011 — Sold (MLS) $853,000
- Sep 30, 2011 — Sold (Public Records) $853,000
Description
Picture Saturday mornings with coffee on your private deck, followed by a short stroll to Dolores Park to soak up the sun. This 1923 Edwardian sits in a quiet two-unit building just off 19th and Valencia. It has 3 bedrooms, 2 baths, and approximately to 1,800 sqft (per floorplan artist) that feel both historic and easy to live in. Sunlight pours through the bay windows onto warm hardwood floors, and coved ceilings and picture rails carry the building's century-old character throughout. The open kitchen, with maple cabinets, quartz counters, and a mosaic backsplash, is made for cooking with…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Low HOA (1.2%/yr)
⚠️ Cons
- HOA $908/mo
- Older building (1960)
- Ground floor
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- —
Description
Welcome to 1817 California Street #2B, a light-filled, two-level condominium offering a townhouse-style layout in the heart of Pacific Heights. Set within the Palm Royal, this thoughtfully designed 2-bedroom, 1.5-bath residence offers comfortable separation of space, with sliding glass doors opening to the exterior on both levels. The lower level is designed for everyday living and entertaining, with an open living / dining area, kitchen, powder room. Upstairs, two bedrooms create a peaceful retreat, complemented by a full bathroom featuring a shower over soaking tub. A skylight brings…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 16)
- In-unit W/D
⚠️ Cons
- HOA $1366/mo
🚩 Red flags
- Very high HOA $1366/mo (full-service high-rise)
Price history (this unit)
- Sep 11, 2026 — Listed $799,000
- Aug 29, 2012 — Sold (MLS) $630,000
- Aug 29, 2012 — Sold (Public Records) $630,000
- Jul 5, 2012 — Listed $629,000
- Jun 20, 2008 — Sold (MLS) $608,000
- Jun 20, 2008 — Sold (Public Records) $608,000
Description
Rarely available, this 16th-floor penthouse offers the best of city living in one beautifully updated package. Unique atrium windows fill the home with natural light and capture west- and south-facing views, creating a bright and inviting backdrop from morning through afternoon. The open-concept floor plan is smartly arranged with distinct living and dining areas, including a sunny eating area that quickly becomes a favorite place to start the day. The updated kitchen features stone countertops and KitchenAid appliances, while the remodeled bathroom brings a fresh, polished feel. An in-unit…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- HOA $1051/mo
- Older building (1972)
🚩 Red flags
- Very high HOA $1051/mo (full-service high-rise)
- Listed BELOW its 2021 sale ($990k) → value eroding
Price history (this unit)
- Sep 17, 2026 — Listed $949,000
- Feb 26, 2021 — Sold (MLS) $990,000
- Feb 26, 2021 — Sold (Public Records) $990,000
- Oct 27, 2020 — Listed $998,000
- Mar 10, 2017 — Listed $836,000
- Mar 10, 2017 — Sold (MLS) $836,000
Description
Welcome to 990 Duncan a sun-filled retreat in one of San Francisco's sweetest communities. This beautifully appointed two-bedroom, two-bath condo features two generous primary suites, an updated kitchen, and sweeping southern views of the city's rolling hills. Natural light pours in throughout the day, creating a warm, inviting atmosphere from morning to evening. A dedicated parking spot in a secure garage is included. Residents of Diamond Heights Village enjoy an exceptional array of resort-style amenities, including a sparkling pool, jacuzzi, sauna, fitness center, and spacious club room.…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 15)
- In-unit W/D
- Garage parking
- Low HOA (1.4%/yr)
⚠️ Cons
- HOA $1063/mo
🚩 Red flags
- Very high HOA $1063/mo (full-service high-rise)
- Listed BELOW its 2018 sale ($1000k) → value eroding
Price history (this unit)
- Sep 4, 2026 — Listed $915,000
- Jul 6, 2018 — Sold (MLS) $1,000,000
- Jul 6, 2018 — Listed $1,000,000
- Jul 6, 2018 — Sold (Public Records) $1,000,000
- Aug 22, 2008 — Sold (MLS) $760,000
- Aug 22, 2008 — Sold (Public Records) $760,000
Description
Breathtaking waterfront views of the iconic San Francisco Bay, Oracle Park, and Mission Bay skyline define this beautifully renovated luxury suite on the 15th floor at The Beacon, offering panoramic vistas from every room, generous proportions, and exceptional urban convenience. Expansive windows fill the home with natural light while framing spectacular waterfront and skyline views throughout the living spaces and bedroom. The spacious open concept floor plan features recessed lighting and rich wood flooring, creating an inviting setting for both everyday living and entertaining. The well…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- 28% below model fair value
- Upper floor (fl 5)
- Garage parking
⚠️ Cons
- Small (535 sf)
- Photos look dim — verify light in person
🚩 Red flags
- HOA rising ~13%/yr in this building ($1158/mo in 2024 → $1476)
- Very high HOA $1608/mo (full-service high-rise)
- HOA $1608/mo — 4.8%/yr of the price
Price history (this unit)
- Oct 8, 2026 — Listed $399,000
- Oct 8, 2026 — Listed $399,000
- Aug 6, 1997 — Sold (Public Records) $4,000
- May 21, 1997 — Sold (Public Records) $500
Description
Experience quintessential Nob Hill living in this charming fifth-floor studio at Gramercy Towers. Set in the heart of one of San Francisco's most iconic hilltop neighborhoods, the residence enjoys captivating cityscape views and an exceptional location beside The Masonic, across from Grace Cathedral and Huntington Park. With a 98 Walk Score® and 100 Transit Score®, shopping, dining, entertainment, culture, and everyday conveniences are close at hand. The California Street cable car runs directly past the building, providing easy access west toward Van Ness Avenue and east through the…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 8)
- In-unit W/D
⚠️ Cons
- HOA $1228/mo
🚩 Red flags
- Very high HOA $1228/mo (full-service high-rise)
- Listed BELOW its 2014 sale ($735k) → value eroding
Price history (this unit)
- Sep 25, 2026 — Listed $679,000
- Aug 15, 2014 — Sold (MLS) $735,000
- Aug 15, 2014 — Sold (Public Records) $735,000
- Aug 5, 2014 — Listed $699,000
Description
Well-appointed one-bedroom residence at BridgeView featuring thoughtful upgrades, private outdoor space, and a desirable combination of city and lush garden views. The home has been refreshed throughout with fully refinished hardwood floors and a renovated kitchen featuring new countertops and freshly painted cabinetry. An expansive primary suite provides a comfortable retreat, while an in-unit washer/dryer adds everyday convenience. The residence includes deeded parking and private storage, along with access to BridgeView's exceptional amenities, including a fitness center, swimming pool,…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- On market 50 days → some leverage
- Upper floor (fl 12)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $1040/mo
🚩 Red flags
- Very high HOA $1040/mo (full-service high-rise)
Price history (this unit)
- Aug 22, 2026 — Listed $850,000
- Aug 22, 2026 — Listed $850,000
Description
Enjoy city living with spectacular, unobstructed views of the city through wall-to-wall windows, and think about the daytime views the night can bring, offering an entirely new perspective. This is luxury high-rise living with world-class amenities. A large one-bedroom with updated modern finishes, new flooring, new kitchen appliances, & bath R light. In-unit W & D, utility closet in the bath R, a walk-in closet in the bed R & 2 closets in the hallway. Secured 1-car parking & earthquake INS. Finest location in Mission Bay for comfort lifestyle! Steps away from grocery stores, coffee shops,…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $1777/mo
- Ground floor
🚩 Red flags
- Very high HOA $1777/mo (full-service high-rise)
Price history (this unit)
- Sep 18, 2026 — Listed $949,000
- Jan 13, 2026 — Sold (Public Records) $930,000
- Nov 16, 2024 — Rental Removed $4,300
- Oct 31, 2024 — Listed for Rent $4,300
- Mar 22, 2013 — Sold (MLS) $855,000
- Mar 22, 2013 — Sold (Public Records) $855,000
Description
Inspired by French Interior Designer Christian Liaigre, this is one of the largest 1 bedroom units at The BRANNAN. This highly desirable C floor plan offers over 1,040 square feet and has been meticulously maintained. Flooded with excellent natural light, hardwood flooring throughout and custom lighting. Unit 2C provides a dining area large enough for a 5-6 person table, large living room area leading out to a private patio, an oversized primary bedroom with enough space for a home office + 2 custom closets. The kitchen features a Thermador range, Thermador dishwasher and Sub-Zero…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 9)
- In-unit W/D
- HOA steady in this building (~2.4%/yr over 2yr)
⚠️ Cons
- HOA $1046/mo
🚩 Red flags
- Very high HOA $1046/mo (full-service high-rise)
- Listed BELOW its 2018 sale ($858k) → value eroding
Price history (this unit)
- Oct 8, 2026 — Listed $832,888
- Mar 28, 2018 — Sold (MLS) $858,000
- Mar 28, 2018 — Sold (Public Records) $858,000
- Mar 14, 2018 — Listed $850,000
- May 27, 2005 — Sold (Public Records) $585,000
Description
Enjoy sweeping San Francisco skyline views and convenient Mission Bay living from this bright and updated 1-bedroom, 1-bathroom residence at The Beacon. Unit 909 offers approximately 823 sq. ft. of comfortable living space with oversized windows framing views from Twin Peaks to the Bay Bridge. Features include wide-plank hardwood floors, fresh interior paint, modern lighting, granite countertops, stainless steel appliances, a spacious walk-in closet, oversized bathroom, in-unit washer and dryer, remote- and app-controlled shades with blackout shades in the bedroom, and a Ring video doorbell.…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Low HOA (1.4%/yr)
- Newer build (2017)
⚠️ Cons
- 22% above model fair value
- Small (505 sf)
- HOA $792/mo
🚩 Red flags
Price history (this unit)
- —
Description
Experience waterfront living at One Mission Bay! This bright junior 1BD/1BA enjoys serene Mission Creek views and a thoughtfully designed interior with hardwood floors, generous closet space, central heat and A/C, and in-unit laundry. The sleek galley kitchen features custom cabinetry, quartz countertops, and premium Gaggenau appliances. Residents enjoy resort-style amenities including 24-hour lobby staff, heated pool and hot tub, fitness center, sauna, resident lounges, fire pits, cabanas, BBQs, business center, library, and guest suite. Ideally located along Mission Creek with waterfront…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Newer build (2009)
⚠️ Cons
- HOA $2000/mo
- Ground floor
🚩 Red flags
- Back on market — a pending sale fell through (relisted Oct 10) — ask why
- Very high HOA $2000/mo (full-service high-rise)
Price history (this unit)
- Oct 3, 2026 — Listed $795,000
- Jun 14, 2012 — Sold (MLS) $825,000
- Jun 14, 2012 — Sold (Public Records) $825,000
- Apr 19, 2012 — Price Changed $829,900
- Feb 24, 2012 — Listed $849,000
Description
Seventeen floors up, the day begins with light and the city arranged below you like something you're part of rather than watching. Residence 17C is 1 bed, 1 bath, 833 sq ft of floor-to-ceiling glass, open living, and a kitchen built for both a quick espresso and a long dinner with friends. Downstairs, the tower does the work: 24-hour attended lobby, concierge, valet, a 75-foot lap pool and spa, fitness center, owner's lounge, private dining room, wine cellar, and screening room. Guests park themselves. Packages handle themselves. Step out at Mission & Beale and Salesforce Park is across the…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 9)
- In-unit W/D
- Garage parking
- Low HOA (1.1%/yr)
⚠️ Cons
- 15% above model fair value
- HOA $1173/mo
🚩 Red flags
- Very high HOA $1173/mo (full-service high-rise)
Price history (this unit)
- Sep 2, 2026 — Listed $1,348,000
Description
Sophisticated penthouse living awaits at The Beacon, one of Mission Bay's premier full-service communities, where sweeping Downtown and skyline views create a dramatic backdrop for this bright and spacious two-bedroom, two-bath residence. Expansive windows bathe the open living and dining areas in natural light, while the desirable split-bedroom floor plan provides an ideal balance of privacy and effortless entertaining. The well-appointed kitchen features rich cherry wood cabinetry, sleek black granite countertops, stainless steel appliances, abundant storage, and generous preparation space.…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 3)
- Garage parking
- Newer build (2009)
⚠️ Cons
- 12% above model fair value
- HOA $3828/mo
🚩 Red flags
- Very high HOA $3828/mo (full-service high-rise)
Price history (this unit)
- Oct 5, 2026 — Listed $1,650,000
- Mar 6, 2026 — Listed $1,650,000
Description
Unit 36F at the Millennium tower is the epitome of elevated luxury living in the heart of San Franciscos. This beautifully appointed 2-bedroom, 2-bathroom plus den residence features expansive floor-to-ceiling windows that frame stunning panoramic city and skyline views while filling the home with natural light. The open-concept living and dining areas flow seamlessly into a sleek modern kitchen, ideal for both everyday living and elegant entertaining. The primary suite serves as a peaceful retreat with generous closet space and a spa-inspired bathroom, while the second bedroom is equally…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 10)
- In-unit W/D
- Low HOA (1%/yr)
⚠️ Cons
- 19% above model fair value
- HOA $1112/mo
🚩 Red flags
- Very high HOA $1112/mo (full-service high-rise)
Price history (this unit)
- Sep 18, 2026 — Listed $1,299,000
- Dec 3, 2021 — Sold (Public Records) $1,170,000
- Jun 23, 2017 — Sold (MLS) $1,350,000
- Jun 23, 2017 — Sold (Public Records) $1,350,000
- May 29, 2017 — Listed $1,299,000
- Aug 29, 2007 — Sold (Public Records) $990,000
Description
Imagine stepping from your living room onto your very own (massive!) private patio an expansive, sun-filled retreat with open skyline views in the heart of San Francisco. This is that truly rare condo that maximizes what California and sunny downtown San Francisco are known for: indoor-outdoor living. Welcome to #1014, a spacious and light-filled unit, with a massive, wraparound private patio, all to yourself. This unit boasts the largest patio in the building that wraps south and west, unobstructed by neighboring buildings and featuring views towards Sutro Tower, Bernal Heights, and the…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- On market 55 days → some leverage
- Low HOA (1.3%/yr)
⚠️ Cons
- 22% above model fair value
- HOA $1241/mo
🚩 Red flags
- Very high HOA $1241/mo (full-service high-rise)
Price history (this unit)
- Aug 17, 2026 — Listed $1,150,000
- Oct 1, 2024 — Rental Removed $5,750
- Jul 11, 2024 — Listed for Rent $5,750
Description
Step into this east-facing residence at The Metropolitan and take in sweeping Bay Bridge and city views that are equally impressive by day and night. The thoughtful split-bedroom floor plan places two spacious bedrooms and two bathrooms on opposite sides of the home, offering excellent privacy for guests, shared living, or a dedicated home office. Hardwood floors run throughout, complemented by custom window treatments and a well-appointed kitchen with its own outlook toward the city and Bay. In-unit laundry adds everyday convenience, while deeded garage parking and storage located near the…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Newer build (2006)
⚠️ Cons
- 16% above model fair value
- HOA $1399/mo
- Ground floor
🚩 Red flags
- Very high HOA $1399/mo (full-service high-rise)
Price history (this unit)
- Oct 7, 2026 — Listed $899,000
- Jul 7, 2014 — Sold (MLS) $885,000
- Jul 2, 2014 — Sold (Public Records) $885,000
- May 30, 2014 — Listed $849,000
Description
Beautiful one bedroom, one bath home with spectacular Bay Bridge & water views at Watermark. The spacious home features views from every room and is finished with bamboo flooring throughout, custom window treatments, spacious closets, stainless steel appliances, absolute black slab granite kitchen countertops, and a marble bathroom. In-unit washer/dryer and one car parking complete the home. Watermark is a boutique doorman attended building in the heart of South Beach, a short walk to the Ferry Building/Farmer's Market, Embarcadero waterfront, Financial District, Oracle Park, and Union…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- BART walkable (0.8 mi)
⚠️ Cons
- 18% above model fair value
- HOA $1724/mo
- Ground floor
🚩 Red flags
- Very high HOA $1724/mo (full-service high-rise)
Price history (this unit)
- Sep 11, 2026 — Listed $998,000
- Mar 19, 2010 — Sold (MLS) $630,000
- Mar 19, 2010 — Sold (Public Records) $630,000
- Jan 28, 2010 — Listed $685,000
- Jun 2, 2003 — Sold (MLS) $559,000
- Jun 2, 2003 — Sold (Public Records) $559,000
Description
Experience elevated urban living at The Brannan, one of South Beach's premier full-service residential communities. This light-filled 1-bedroom, 1.5-bath residence overlooks the serene pool and beautifully landscaped courtyard, offering a peaceful retreat in the heart of the city. The thoughtfully designed interior features a gourmet kitchen that flows seamlessly into an expansive living and dining space, ideal for both everyday living and entertaining. The generous primary suite offers custom-designed closets and opens to a private deck, creating a tranquil extension of the living space.…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- In-unit W/D
- Garage parking
⚠️ Cons
- 20% above model fair value
- HOA $1724/mo
- Ground floor
🚩 Red flags
- Very high HOA $1724/mo (full-service high-rise)
Price history (this unit)
- Sep 16, 2026 — Listed $1,018,000
- Jul 2, 2019 — Sold (Public Records) $980,000
- Jul 31, 2001 — Sold (Public Records) $539,000
Description
Rarely available, highly coveted one-bedroom residence at The Brannan. Residence 3G is one of only four premier one-bedroom units in Tower II at 229 Brannan, prized for its peaceful garden and pool outlooks, exceptional natural light, thoughtful layout, and resort-like ambiance. This inviting home features highend white oak hardwood flooring throughout, spacious living and dining areas opening to a private patio, and an oversized primary bedroom with abundant closet space. The well-appointed kitchen includes a Wolf range, Sub-Zero refrigerator, and Bosch dishwasher. Additional highlights…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 20)
- Garage parking
- Newer build (2008)
⚠️ Cons
- 26% above model fair value
- HOA $1527/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1527/mo (full-service high-rise)
Price history (this unit)
- —
Description
Welcome home to Residence 2005. Enjoy unobstructed views from every room of San Francisco's Twin Peaks, Oracle Stadium, and city lights through floor to ceiling windows. This highly upgraded unit features Italian cabinetry in the open kitchen and luxurious bathroom, designer paint, LED lighting fixtures, built out closet systems, black out shades in the bedroom and Nest-controlled heating & air conditioning. One Rincon Hill is a world-class building with a proven track record of spoiling residents with 5-star hotel-quality amenities including 24/7 full-sized vehicle valet parking for each…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Garage parking
- Newer build (2009)
⚠️ Cons
- 28% above model fair value
- HOA $1291/mo
- Ground floor
🚩 Red flags
- Very high HOA $1291/mo (full-service high-rise)
Price history (this unit)
- Sep 25, 2026 — Listed $999,000
- Jun 14, 2022 — Sold (MLS) $981,000
- Jun 14, 2022 — Sold (Public Records) $981,000
- Apr 21, 2022 — Price Changed $999,000
- Mar 18, 2022 — Listed $1,029,000
- Jul 5, 2012 — Sold (MLS) $674,000
Description
Enjoy true urban living in this spacious one bedroom, one bath home at The Infinity. This full service home is finished with Studio Becker cabinetry, hardwood floors, Bosch and Thermador appliances, in-unit washer/dryer and custom lighting. Premium Secure Underground Parking. International Superstar Architect Bernardo Fort-Brescia of Arquitectonica and local powerhouse Heller Manus have created the quintessential living experience along San Francisco's waterfront complete with a full suite of luxury amenities. Amenities include 24 hr doorman, concierge, club room with full catering kitchen,…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 10)
⚠️ Cons
- 33% above model fair value
- HOA $1563/mo
🚩 Red flags
- Very high HOA $1563/mo (full-service high-rise)
Price history (this unit)
- —
Description
Views Above All at One Rincon Hill! Unit #1008 is the most coveted North East Corner (08 Floor Plan) one-bedroom, one-bath condo in the building. Perched on the 10th floor, this home features insulated glass windows that showcase stunning, panoramic views of the downtown skyline and the Bay Bridge. This highly upgraded condominium exudes style and sophistication, offering a spacious balcony, hardwood floors, custom lighting, a glass shower door, and an open floor plan perfect for entertaining. The kitchen is a standout for culinary enthusiasts, fully equipped with premium Bosch and Sub-Zero…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- In-unit W/D
- Newer build (2016)
⚠️ Cons
- 35% above model fair value
- HOA $1353/mo
🚩 Red flags
- Very high HOA $1353/mo (full-service high-rise)
- Listed BELOW its 2018 sale ($1198k) → value eroding
Price history (this unit)
- Oct 7, 2026 — Listed $1,095,000
- Sep 18, 2018 — Sold (MLS) $1,198,000
- May 30, 2018 — Listed $1,250,000
Description
Elevated San Francisco living awaits at LUMINA. Coveted 20th-floor 1BR/1BA residence offers 854 sq. ft. of sophisticated contemporary living with captivating downtown skyline views. Open, light-filled floor plan features a sleek chef-inspired kitchen with premium appliances and island, spacious living and dining areas, floor-to-ceiling windows, comfortable bedroom, beautifully appointed bath and in-unit laundry. LUMINA offers an exceptional full-service lifestyle with 24-hour concierge, valet parking, fitness center, heated lap pool, spa, private cinema, club lounge, landscaped outdoor spaces…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- On market 66 days → some leverage
- In-unit W/D
⚠️ Cons
- 34% above model fair value
- HOA $1704/mo
- Ground floor
🚩 Red flags
- Very high HOA $1704/mo (full-service high-rise)
Price history (this unit)
- Aug 6, 2026 — Listed $1,079,000
- May 21, 2019 — Sold (MLS) $1,080,000
- May 21, 2019 — Sold (Public Records) $1,080,000
- May 2, 2019 — Listed $1,050,000
- Aug 25, 2000 — Sold (Public Records) $474,000
Description
Water Views and Outdoor Space in South Beach! Luxurious 1 bedroom, 1.5 bath with views of the Bay and Oracle Park! Enjoy a deck off the living room, wide plank hardwood floors, new paint and a large walk-in closet with built-ins. In-unit washer/dryer, 1-car parking and additional storage complete this home. The Brannan is one of the premier lifestyle residences in SF. The Brannan comprises 3 luxury towers at 219, 229 and 239 Brannan St in the South Beach district of SF. HOA amenities include a 24-hour Lobby attendant, concierge services, a common heated outdoor pool, hot tub, barbecue cabana,…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- On market 70 days → some leverage
- Garage parking
- Low HOA (1.2%/yr)
- Newer build (2006)
⚠️ Cons
- 45% above model fair value
- HOA $1532/mo
- Ground floor
🚩 Red flags
- Very high HOA $1532/mo (full-service high-rise)
Price history (this unit)
- Jul 21, 2026 — Listed $1,650,000
Description
Welcome to 15H at the Watermark, a stunning, light-filled 15th floor condo with dead on water views. Built in 2006 in a timeless modern style, the property is on the highly desireable south corner, with windows on both sides and fantastic city, waterfront and/or water views from every window. The floor plan is maximized by an open living-dining-kitchen layout, with black granite counters, stainless appliances and gas range. The primary suite has water views and esuite marble bath with soaking tub, walk-in shower and double vanity sinks. A generous guest bedroom has city views and a home…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- On market 73 days → some leverage
- Upper floor (fl 10)
- Garage parking
- Low HOA (0.9%/yr)
⚠️ Cons
- 97% above model fair value
- HOA $1500/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1500/mo (full-service high-rise)
Price history (this unit)
- Jul 30, 2026 — Listed $2,099,000
- Nov 15, 2000 — Sold (Public Records) $1,650,000
Description
THE TOWERS AT EMBARCADERO • SOUTH BEACH, SAN FRANCISCO 180° of Bay Bridge to Oracle Park — Reimagined to the Studs When the current owners first walked into this South Beach residence, they weren't just buying a floor plan they were buying a view: a sweeping, uninterrupted 180 degrees of San Francisco Bay, from the Bay Bridge to Oracle Park. Determined that nothing would stand between that view and everyday life, they undertook a complete gut renovation, engaging award-winning architects Tom & Agulia and general contractor Price Woods Construction to rebuild the residence from the studs out.…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- On market 65 days → some leverage
- Upper floor (fl 44)
- Low HOA (1.2%/yr)
- Newer build (2019)
⚠️ Cons
- 110% above model fair value
- HOA $2274/mo
🚩 Red flags
- Very high HOA $2274/mo (full-service high-rise)
Price history (this unit)
- Aug 7, 2026 — Listed $2,298,000
Description
Experience sophisticated living at Avery, South Beach's premier luxury condominium. This stunning 2-bedroom residence offers stunning water and bay bridge views through dramatic floor-to-ceiling windows. Designed for both comfort and style, the open-concept floor plan features a chef-inspired kitchen and a spacious primary suite with a spa-like bath, dual vanities, and elegant marble finishes. Spanning 2,053 sq. ft. , the home is complemented by exceptional amenities, including 24/7 concierge, valet parking, a state-of-the-art fitness center, lap pool, and resident lounges. Ideally situated…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Low HOA (1.4%/yr)
- Newer build (2016)
⚠️ Cons
- 49% above model fair value
- HOA $1353/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1353/mo (full-service high-rise)
Price history (this unit)
- —
Description
Perched on the 26th floor of LUMINA, this beautifully remodeled one-bedroom residence pairs sweeping city views with an exceptional level of custom design. Rich, dark-oak hardwood floors, soaring ceilings, bespoke doors, designer lighting, and thoughtfully integrated storage create a sophisticated and inviting interior. The chef's kitchen features premium Gaggenau appliances and sleek contemporary finishes that flow seamlessly into the living space. The spacious bedroom features a custom barn door opening to an expansive walk-in closet with built-in organizers, while an additional closet…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- $/sf under the South Beach norm ($1390 vs $1449)
⚠️ Cons
- 58% above model fair value
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- —
Description
Light-filled condominium with fantastic views in The Brannan, South Beach's premier development. This spacious and bright 1-bedroom, 1+1/2-bath home features an open floor-plan perfect for entertaining. The expansive living room offers stunning views of the city and bay, while providing complete privacy. The dining area and living room connect seamlessly with the chef's kitchen featuring granite countertops and stainless steel appliances. The bedroom, large enough to accommodate a king bed with room to spare for a desk, offers more views of the downtown skyline, a walk-in closet, and a…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 3)
- Newer build (2016)
⚠️ Cons
- 70% above model fair value
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- —
Description
Beautiful, modern, and bright 1-bedroom + den located on the 31st floor offers stunning Twin Peaks and city views, a spacious living and dining room, plus a den. The fully equipped open kitchen has granite countertops, a kitchen island, high-end Gaggenau appliances, and plenty of cabinet space. The large den is perfect for a home office. XL bathroom has a double-sink vanity, a walk-in shower + soaking tub, Italian porcelain tile & Volakas marble. Hardwood floors throughout the unit, high ceilings, W/ D in the unit, and much more. Designed by Bernardo Fort-Brescia of Arquitectonica, LUMINA…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- 64% above model fair value
- HOA $1780/mo
- Ground floor
🚩 Red flags
- Very high HOA $1780/mo (full-service high-rise)
Price history (this unit)
- Sep 4, 2026 — Listed $1,700,000
- Jul 11, 2025 — Rental Removed $7,250
- Jul 3, 2025 — Price Changed $7,250
- Jun 25, 2025 — Price Changed $7,500
- Jun 12, 2025 — Price Changed $8,000
- Jun 8, 2025 — Listed for Rent $8,500
Description
Top-floor penthouse at The Brannan with sparkling Bay views and a private terrace. This beautifully appointed two-bedroom, two-bath condominium features a bright, open living and dining area framed by dramatic water and city views, with direct access to the private terrace and a sleek, well-equipped kitchen. The primary suite offers built-in shelving, a spacious ensuite bath, and terrace access, while the guest bedroom features a Murphy bed for flexibility. Additional amenities include a second full bath, in-unit laundry, central air conditioning, two secure parking spaces, and storage.…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Low HOA (1.3%/yr)
- Newer build (2014)
⚠️ Cons
- 49% above model fair value
- HOA $1981/mo
- Ground floor
🚩 Red flags
- Very high HOA $1981/mo (full-service high-rise)
Price history (this unit)
- —
Description
Perched on the northwest corner of the 18th floor at The Harrison, this sophisticated two-bedroom, two-bath residence showcases floor-to-ceiling windows framed by captivating views of the iconic San Francisco downtown skyline and vibrant city lights. Graced with interiors designed by world-renowned interior designer Ken Fulk, the home blends classic elegance and modern luxury. Rich diagonal-planked Siberian oak flooring leads you into an open-concept living space flooded with natural light. The gourmet chef's kitchen features polished Carrara marble countertops, custom Studio Becker Ash…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 7)
- In-unit W/D
- Low HOA (1%/yr)
- Newer build (2016)
⚠️ Cons
- 54% above model fair value
- HOA $1696/mo
🚩 Red flags
- Very high HOA $1696/mo (full-service high-rise)
Price history (this unit)
- Oct 9, 2026 — Listed $1,998,000
- Sep 1, 2020 — Sold (MLS) $1,772,500
- Sep 1, 2020 — Sold (Public Records) $1,772,500
- Aug 16, 2020 — Listed $1,795,000
Description
Welcome to sophisticated city living in this stunning 2-bedroom, 2-bath prime corner unit at the Arden. The grand, open floor plan features a spacious living room with custom cabinetry, framed by two walls of floor-to-ceiling windows showcasing panoramic views of Twin Peaks, Mission Creek and its charming houseboats, Oracle Park, the Bay Bridge, and the city skyline. An expansive balcony off the main entertaining area is perfect for gatherings or simply enjoying golden sunsets. The spacious dining area flows seamlessly into the chef's kitchen. At the heart of the kitchen, an oversized center…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 3)
- Low HOA (1%/yr)
- Newer build (2014)
⚠️ Cons
- 98% above model fair value
- HOA $1959/mo
🚩 Red flags
- Back on market — this unit was off the market and was relisted Oct 9
- Very high HOA $1959/mo (full-service high-rise)
- Listed BELOW its 2018 sale ($2650k) → value eroding
Price history (this unit)
- Oct 9, 2026 — Listed $2,298,000
- Apr 30, 2018 — Sold (Public Records) $2,650,000
Description
Very rare corner unit residence ! The Bay Bridge takes center stage at Residence 34E, a two-bedroom, two-bath corner home at The Harrison. Set high above Rincon Hill, this approximately 1,270-square-foot residence pairs sweeping Bay and bridge views with the comfort and sophistication of one of San Francisco's signature luxury addresses. Floor-to-ceiling windows draw the waterfront into the home, creating a luminous backdrop for everyday living and memorable evenings with friends. The corner setting brings an exceptional sense of openness, with generous living and dining spaces that keep the…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 22)
- Garage parking
- Low HOA (1%/yr)
- HOA steady in this building (~2.9%/yr over 5yr)
⚠️ Cons
- 174% above model fair value
- HOA $3025/mo
- Older building (1961)
🚩 Red flags
- Very high HOA $3025/mo (full-service high-rise)
Price history (this unit)
- Sep 1, 2026 — Listed $3,495,000
- Aug 27, 2009 — Sold (MLS) $1,235,000
- Jun 22, 2009 — Price Changed $1,325,000
- Apr 28, 2009 — Listed $1,449,000
Description
Highly reimagined apartment on a high floor of the Royal Towers offering dynamic, rolling views spanning the Golden Gate to the downtown skyline. Designed by Sutro Architects and built by Black Mountain to achieve both form AND function, this contemporary aerie atop Russian Hill radiates with natural-patterned millwork, wood floors, and a fireplace mantel of onyx. Entertaining areas showcase two floor-to-ceiling glass walls framing endless city panorama. Sit back while on the terrace to admire the nighttime majesty. Anchored by serene quartzite counters and backsplashes, the custom kitchen…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- On market 45 days → some leverage
- Newer build (2016)
⚠️ Cons
- 187% above model fair value
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- —
Description
Experience elevated San Francisco living in this sophisticated 2-bedroom, 2-bathroom residence spanning approximately 1,496 square feet on the 26th floor of Lumina at 338 Main Street. Floor-to-ceiling windows frame dramatic views of the Bay Bridge, water, and city skyline, flooding the open-concept living and dining areas with natural light. The chef's kitchen features premium finishes including high-end Gaggenau appliances, Caesarstone quartz countertops, and custom cabinetry, flowing seamlessly into the living space ideal for both everyday living and entertaining. The primary suite offers a…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 4)
- Low HOA (1.2%/yr)
- Newer build (2009)
⚠️ Cons
- 87% above model fair value
- HOA $4023/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $4023/mo (full-service high-rise)
Price history (this unit)
- Sep 16, 2026 — Listed $3,995,000
Description
Perched on the 49th floor, this spectacular residence showcases ultra-contemporary design with two spacious bedrooms plus a library \ office 3rd bedroom, custom upgrades and designer finishes throughout. Soaring ceilings with coved lighting accents and iconic San Francisco views elevate the living experience, offering a serene retreat high above the energy of the Financial District. Floor-to-ceiling windows frame breathtaking vistas spanning the San Francisco Bay to the Pacific Ocean. Spanning over 2,700 square feet, thoughtful upgrades include hardwood flooring throughout, custom…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- On market 45 days → some leverage
- Upper floor (fl 10)
- In-unit W/D
- Garage parking
⚠️ Cons
- 136% above model fair value
- HOA $5346/mo
- Older building (1964)
🚩 Red flags
- Co-op / TIC, not a condo — you buy shares or a fractional interest, not the unit itself. Financing is harder and dearer, a board can vet or refuse you, resale may be price-capped, and the buyer pool is thin. Every comp behind the numbers below is a condominium, so treat the gap as an ownership-form discount until you have read the share loan terms and the bylaws.
- Very high HOA $5346/mo (full-service high-rise)
Price history (this unit)
- Aug 27, 2026 — Listed $6,500,000
Description
Extraordinary views, grand scale, and 3 private terraces define this rare 3-bedroom, 5-bath residence at Russian Hill's iconic Royal Towers. Wrapped in walls of glass on 3 sides, the home captures a breathtaking panorama stretching from Sausalito and the Marin Headlands across the Bay to Alcatraz, Coit Tower, the Bay Bridge, East Bay, and downtown skyline. A gracious entry opens to expansive entertaining spaces, where ever-changing views provide a spectacular backdrop from morning through night. The dramatic living room opens through sliding glass doors to a private terrace and shares a…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Low HOA (0.6%/yr)
⚠️ Cons
- 279% above model fair value
- HOA $4517/mo
🚩 Red flags
- Very high HOA $4517/mo (full-service high-rise)
Price history (this unit)
- Sep 8, 2026 — Listed $8,395,000
Description
Bathed in extraordinary light and framed by sweeping panoramic views of the San Francisco Bay, this exquisitely curated St. Regis Residence is a masterclass in elevated urban living. Oversized windows capture cinematic vistas from sunrise to dusk, while refined interiors blend contemporary sophistication with gallery-quality design and an unmistakable sense of warmth. Recently transformed under the guidance of renowned Santa Barbara interior designer Stephan Jones, the approximately 2,800-square-foot, two-bedroom, three and one-half bath residence was reimagined as a serene retreat high above…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 19)
- In-unit W/D
- Garage parking
- Low HOA (0.5%/yr)
⚠️ Cons
- 474% above model fair value
- HOA $6239/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $6239/mo (full-service high-rise)
Price history (this unit)
- Sep 8, 2026 — Listed $13,950,000
Description
This extraordinary two-bedroom Russian Hill apartment atop one of San Francisco's best buildings features floor-to-ceiling windows offering near-360 degree, day-and-night cinematic views of four bridges & myriad San Francisco landmarks. Designed & built of the finest materials with exquisite attention to detail, the apartment features floating ceilings, walnut floors, & extensive custom millwork throughout. The primary bedroom is a walnut-clad jewel box, with a walk-in closet/dressing room & bath of Calacatta marble. A gallery leads to the ensuite guest bedroom. A large second kitchen…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Garage parking
- Newer build (2015)
⚠️ Cons
- 54% above model fair value
- HOA $1304/mo
- Ground floor
🚩 Red flags
- Very high HOA $1304/mo (full-service high-rise)
Price history (this unit)
- Oct 1, 2026 — Listed $948,000
- Oct 1, 2026 — Listed $948,000
- Oct 22, 2019 — Sold (MLS) $865,000
- Oct 22, 2019 — Sold (MLS) $865,000
- Oct 22, 2019 — Sold (Public Records) $865,000
- Sep 18, 2019 — Listed $860,000
Description
Welcome to this one-of-a-kind 1-bedroom, 1-bath residence at LUMINA, featuring a rare expansive private courtyard patioa peaceful outdoor retreat in the heart of San Francisco. This thoughtfully designed home offers a wonderful balance of comfort and tranquility, with a lush courtyard setting that extends the living space outdoors. The contemporary interior features a full-size European-style kitchen with premium appliances and finishes, central heating and air conditioning, and in-unit laundry. LUMINA offers an exceptional resort-style lifestyle with an indoor lap pool, state-of-the-art…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 27)
- Newer build (2008)
⚠️ Cons
- 51% above model fair value
- HOA $1557/mo
🚩 Red flags
- Very high HOA $1557/mo (full-service high-rise)
Price history (this unit)
- —
Description
Experience the pinnacle of high-rise living at One Rincon Hill, where Residence 2707 offers a rare architectural advantage. As one of the few "transitional" floors in the building, this home boasts soaring 10-foot ceilings—a significant elevation from the standard heights found on other levels—creating an incredible sense of volume and airiness that is immediately felt upon entry. Situated in the highly coveted 07 stack, the residence serves as a front-row seat to the best of San Francisco. Floor-to-ceiling glass walls frame an unobstructed, cinematic view of the Bay Bridge, while the private…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Newer build (2005)
⚠️ Cons
- 71% above model fair value
- HOA $3828/mo
🚩 Red flags
- Very high HOA $3828/mo (full-service high-rise)
- Listed BELOW its 2011 sale ($2985k) → value eroding
Price history (this unit)
- Sep 21, 2026 — Listed $2,695,000
- Oct 31, 2011 — Sold (Public Records) $2,985,000
Description
The St. Regis Residences pairs the privacy of home with the service and amenities of one of San Francisco's premier hotels. This expansive two-bedroom, two-and-a-half-bath corner residence offers the building's largest two-bedroom floor plan, approximately 1,792 sq. ft. , along with a private terrace overlooking the city. Floor-to-ceiling glass surrounds the living and dining areas, with sweeping views across the San Francisco skyline, Twin Peaks and Yerba Buena Park. Dark hardwood floors run throughout the principal living spaces. The glass-walled kitchen features Poggenpohl cabinetry,…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Newer build (2014)
⚠️ Cons
- 48% above model fair value
- HOA $1786/mo
🚩 Red flags
- Very high HOA $1786/mo (full-service high-rise)
Price history (this unit)
- Aug 29, 2026 — Listed $1,195,000
- Nov 28, 2018 — Sold (Public Records) $1,096,100
Description
Experience elevated high-rise living at The Harrison in this refined 1-bed, 1 bath residence. The condo enjoys an open, light filled layout with floor to ceiling windows framing sunset and city views towards downtown, Clocktower and Twin Peaks. Full service luxury 24 hour doorman and concierge, valet parking, a professionally equipped fitness center with steam rooms, heated outdoor lop pool and spa on a landscaped garden deck, BBQ terrace, wine storage, and the exclusive 49th floor sky lounge, Uncle Harry's with panoramic Bay and city views. Prime South Beach location near the Embarcadero and…
✅ Positives
- Bigger than the Inner Mission norm (1890 vs 1496 sf)
⚠️ Cons
- Older building (1910)
- Photos look dim — verify light in person
🚩 Red flags
Price history (this unit)
- —
Description
In San Francisco, a condo that truly lives like a house is rare. 942 South Van Ness is a reimagined Victorian flat in the Inner Mission, where historic character meets high-end contemporary design. The 1,890-square-foot open layout, with wood floors throughout, is made for entertaining. The chef's kitchen is the center of the home. Bosch, Liebherr, and Fisher & Paykel appliances surround a large island with a built-in wine fridge, so guests can sit at the bar while you cook. Pantry closets and cabinets keep the counters clear. A gas fireplace anchors the living area, and French doors open to…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- Cheapest of 4 tracked in Sf District 4
- 44% below model fair value
- Garage parking
⚠️ Cons
- Small (492 sf)
- HOA $804/mo
🚩 Red flags
- HOA rising ~15%/yr in this building ($600/mo in 2024 → $787)
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Oct 6, 2026 — Listed $289,000
Description
Junior 1 bedroom Below Market Rate (BMR) housing opportunity available at 120% Area Median Income (AMI). Maximum income for 1 person = $136,150, 2 people = $155,650; 3 = $175,100; 4 = $194,500, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, OCTOBER 6th, 2026. Visit https://housing. sfgov.org for application & program info.…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- Best $/sf of 4 tracked in Sf District 4
- 32% below model fair value
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $898/mo
- Ground floor
🚩 Red flags
- HOA rising ~8%/yr in this building ($655/mo in 2022 → $896)
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Sep 2, 2026 — Listed $399,000
Description
1 bedroom Below Market Rate (BMR) housing opportunity available at 120% Area Median Income (AMI). Maximum income for 1 person = $136,150; 2 people = $155,650; 3 = $175,100; 4 = $194,500, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, 9/2/2026. Visit https://housing. sfgov.org for application & program info. Application, loan…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 60% below model fair value
- Upper floor (fl 5)
⚠️ Cons
- HOA $1162/mo
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
- Very high HOA $1162/mo (full-service high-rise)
Price history (this unit)
- Sep 28, 2026 — Listed $442,519
- Oct 17, 2013 — Sold (MLS) $250,011
- Oct 17, 2013 — Sold (Public Records) $250,500
- Jun 28, 2013 — Listed $250,011
Description
Light filled 2bd 2bth with deck at the The Beacon. Close to shopping, ballpark, transportation, freeway. Building amenities include pool, spa, gym, dog area, event room, 24 doorperson. Leased parking available. Temporary waivers apply to this unit 20% over posted AMI which would be 120% AMI, Asset test waived, see Dahlia listing for complete waivers list. Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). See waivers for higher qualifying AMI 2-bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 54% below model fair value
- On market 81 days → some leverage
- Upper floor (fl 4)
⚠️ Cons
- HOA $1392/mo
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
- Very high HOA $1392/mo (full-service high-rise)
Price history (this unit)
- Jul 22, 2026 — Listed $499,888
- Sep 4, 2019 — Sold (MLS) $409,444
- Apr 4, 2019 — Listed $409,444
Description
2-bedroom 2 bath with parking at the Bridgeview. Premier amenities include: 24/7 doorperson, concierge services, heated outdoor pool and spa, well-equipped gym, roof terrace with BBQ area and Bay Bridge views, and professional on-site management. Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 2 people = $129,700; 3 = $145,900; 4 = $162,100; 5 = $175,050 etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- Cheapest of 12 tracked in Sf District 10
- 53% below model fair value
- On market 65 days → some leverage
- In-unit W/D
⚠️ Cons
- HOA $728/mo
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Aug 7, 2026 — Listed $534,457
Description
Welcome to this exceptional 4-bedroom, 2.5-bathroom townhome located in San Francisco's sunny Bayview neighborhood. Offering approximately 1,520 square feet of thoughtfully designed living space, this spacious residence provides the perfect combination of comfort, functionality, and modern convenience. Located on the top floor, and on the corner of the building, this unit has maximum privacy. The main level features a bright living and dining area with abundant natural light, creating an inviting space for everyday living and entertaining. The well-appointed kitchen offers modern cabinetry,…
✅ Positives
- Newer build (2005)
⚠️ Cons
- HOA $3589/mo
🚩 Red flags
- Very high HOA $3589/mo (full-service high-rise)
- Listed BELOW its 2009 sale ($1975k) → value eroding
Price history (this unit)
- Sep 30, 2026 — Listed $1,925,000
- Dec 11, 2009 — Sold (MLS) $1,975,000
- Dec 11, 2009 — Sold (Public Records) $1,705,000
- Sep 8, 2009 — Listed $1,975,000
Description
Exceptional Northeast-Corner Residence at 188 Minna Rarely does a residence combine scale, design, and views quite this well. This exceptional two-bedroom, two-bathroom A Plan occupies a coveted northeast corner, with sweeping city views framed by floor-to-ceiling windows. Thoughtfully designed, the home features Crestron audio-visual system, electronic window coverings, and custom built-in cabinetry throughout the bedrooms. The kitchen is finished with Poggenpohl cabinetry, granite countertops, a Sub-Zero refrigerator, and Miele range and dishwasher. Both bathrooms are appointed with…
✅ Positives
- On market 58 days → some leverage
- Garage parking
- Low HOA (0.6%/yr)
- HOA steady in this building (~2.9%/yr over 5yr)
⚠️ Cons
- HOA $10690/mo
- Older building (1961)
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $10690/mo (full-service high-rise)
Price history (this unit)
- Aug 14, 2026 — Listed $19,998,000
Description
Above it all, atop prestigious Russian Hill, this extraordinary full-floor penthouse at Royal Towers spans more than 6,000 square feet and offers a living experience unlike any other residence in San Francisco. Surrounded by true 360-degree wraparound terraces totaling over 2,000 square feet, the home captures unobstructed landmark views in every direction from the Golden Gate Bridge to the west, Alcatraz and the Bay to the north, and the downtown skyline to the south and east. This is not simply a view; it is a private panoramic experience of San Francisco that belongs entirely to you.…